Core Refusal Reason
The proposed development constitutes overdevelopment of the site and fails to integrate with the surrounding low-density context. The excessive height, scale, and massing create an abrupt and unacceptable transition from existing single-story dwellings, resulting in a negative visual impact and non-compliance with national building height guidelines regarding urban context.
Decision Maker's Conclusion
- The density of 171 units per hectare is significantly at odds with the immediate suburban pattern of 10-15 units per hectare, failing the criteria of the Urban Design Manual regarding natural evolution and respecting the amenity of neighboring uses.
- The applicant did not comprehensively resolve concerns regarding flood risk on 'low intensity' developed lands within Flood Zone B, necessitating a precautionary approach under the Flood Risk Management Guidelines.
- While the site is near high-capacity public transport, the proposal fails to satisfy SPPR3 of the Building Height Guidelines as it does not respond positively to its immediate context or contribute to the legibility of the wider area.
Cited Policies (CDP)
Objective AObjective EPolicy CC15Section 8.2.9.7Section 8.2.10.4Appendix 13 (SFRA)Policy Objective PHP27Section 12.3.6
Decision Document Summary
The applicant sought permission for 78 Build-to-Rent (BTR) apartments in two blocks ranging from 1 to 6 storeys on a 0.48ha site at Ballyogan Road. The proposal included the demolition of a commercial marble works and a dwelling. The site context is characterized by a mix of municipal operations and low-density residential bungalows. While the Inspector acknowledged the site's accessibility to the Luas line, the primary arguments against the scheme were visual and contextual. The 19m height of B...SOURCE PDFOpen Original
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View the appeal at An Bord Pleanála